411 Palmetto Palm St · Alamo, TX 78516

$90,000

3 bd · 2.0 ba · 1,324 sqft · Manufactured public records · 147 Days on market

Built 1984 7,998 sqft lot $68/sqft · 23% above area Est $73k · 23% over $40/mo HOA · 3% of rent ↓ 22% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious & well cared for 2-bedroom, 2-bathroom home offers flexible living with an additional room that can serve as a 3rd bedroom/home office/den. The open-concept layout connects the living room, dining area, and kitchen perfectly. Enjoy the convenience of a dedicated laundry area & the built-in dry bar for easy hosting. The home is being sold mostly furnished—everything you see stays. Relax on the screened front patio when socializing or retreat to the rear screened patio for a private setting. A workshop is located off the rear patio for hobbies/storage/tinkering. Set on a large corner lot, this home has curb appeal & landscaping. Enjoy a double carport with a ramped entry. Best of all, YOU OWN THE LAND! Welcome to the 55+ community of Royal Palms! Royal Palms offers amenities including a clubhouse, shuffleboard courts, horseshoe pits, billiards room, library, & sparkling pool—everything you need to enjoy an active & social lifestyle. Don't miss this opportunity!

Key facts

• Built-in dry bar
• Large corner lot
• Screened front patio

Tags

• DEDICATED LAUNDRY AREA
• BUILT-IN DRY BAR
• SCREENED FRONT PATIO
• REAR SCREENED PATIO
• WORKSHOP
• LARGE CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.7% in Alamo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#916 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools D, crime F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 350 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.71%
• DSCR: 1.88
• GRM: 5.4

CMA / ARV

• ARV (median comp): $73,160
• List price: $90,000
• Delta: 23.02%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Castle Palm Dr	0.06mi	3/2.0	1,240 (-6%)	3mo	$73,160	$59	84
340 Fan Palm	0.11mi	2/2.0 (-1)	1,393 (+5%)	9mo	$99,000	$71	74
337 Fan Palm Dr	0.08mi	2/2.0 (-1)	1,153 (-13%)	19mo	$89,500	$78	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $11,830
• Equity at exit: $13,419

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $44,463
• Equity at exit: $7,782

Cash invested: $25,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$472
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$38
• HOA: −$40
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $414

Break-even live

Break-even rent $855

Max offer price $90,000

Occupancy floor 65%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
438 Alma Ave Alamo, TX	4.0	2.0	1392	$1,600	$1.15	14d	1	0.18mi
428 E Acacia Ave Unit 4 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	23d	1	0.23mi
436 E Acacia Ave Alamo, TX	3.0	2.0	1130	$1,225	$1.08	14d	1	0.26mi
444 E Acacia Ave Unit 3 Alamo, TX	3.0	2.0	1107	$1,300	$1.17	23d	1	0.29mi
357 Pine Crk Alamo, TX	4.0	2.0	1580	$1,750	$1.11	14d	1	0.62mi
812 Santa Anna Dr Alamo, TX	2.0	2.0	1400	$2,000	$1.43	14d	1	0.79mi
1020 Palm Dr Unit 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	23d	1	1.05mi
1036 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	23d	1	1.05mi
1032 Palm Dr Apt 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	23d	1	1.05mi
1122 Country Club Dr Unit 4 Alamo, TX	3.0	2.0	1060	$1,200	$1.13	14d	1	1.17mi
1233 Country Club Dr Unit 4 Alamo, TX	2.0	2.0	1099	$1,050	$0.96	43d	1	1.17mi
529 Country Club Dr Alamo, TX	3.0	2.0	1419	$1,950	$1.37	14d	1	1.20mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	23d	1	1.24mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	43d	1	1.24mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	43d	1	1.24mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,200	$1.32	43d	1	1.29mi
435 Medina Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.29mi
443 Medina Ln Unit 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.29mi
1020 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,275	$1.18	43d	1	1.31mi
427 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	21d	1	1.35mi
427 Frio Ln Apt 4 Alamo, TX	3.0	2.0	1118	$1,275	$1.14	44d	1	1.35mi
444 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.35mi
439 Frio Ln Unit 1 Alamo, TX	2.0	2.0	908	$1,125	$1.24	23d	1	1.35mi
440 Frio Ln Apt 1 Alamo, TX	2.0	2.0	908	$1,275	$1.40	43d	1	1.35mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	43d	1	1.35mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	43d	1	1.35mi
448 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	23d	1	1.35mi
440 Frio Ln Apt 3 Alamo, TX	2.0	2.0	908	$1,200	$1.32	23d	1	1.35mi
1203 W Jasmine Ave Alamo, TX	3.0	2.0	1588	$1,500	$0.94	21d	1	1.36mi
422 S Val Verde Rd Unit 186 Donna, TX	3.0	2.0	960	$850	$0.89	43d	1	1.39mi
913 S 13th St Unit 1 Alamo, TX	2.0	2.0	1008	$1,050	$1.04	43d	1	1.44mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: landscapingpool

Listing history 21 events

1. 2026-06-18
   days on market $90,000 Active 147 DOM
2. 2026-06-17
   days on market $90,000 Active 146 DOM
3. 2026-06-16
   days on market $90,000 Active 145 DOM
4. 2026-06-15
   days on market $90,000 Active 144 DOM
5. 2026-06-14
   days on market $90,000 Active 142 DOM
6. 2026-06-13
   days on market $90,000 Active 141 DOM
7. 2026-06-10
   days on market $90,000 Active 139 DOM
8. 2026-06-09
   days on market $90,000 Active 138 DOM
9. 2026-06-08
   days on market $90,000 Active 137 DOM
10. 2026-06-07
    days on market $90,000 Active 136 DOM
11. 2026-06-05
    days on market $90,000 Active 133 DOM
12. 2026-06-03
    days on market $90,000 Active 132 DOM
13. 2026-06-02
    days on market $90,000 Active 131 DOM
14. 2026-06-01
    days on market $90,000 Active 130 DOM
15. 2026-05-31
    days on market $90,000 Active 129 DOM
16. 2026-05-31
    days on market $90,000 Active 128 DOM
17. 2026-04-27
    price $90,000 1025-char remark

    Show marketing remark (1025 chars)

    This spacious & well cared for 2-bedroom, 2-bathroom home offers flexible living with an additional room that can serve as a 3rd bedroom/home office/den. The open-concept layout connects the living room, dining area, and kitchen perfectly. Enjoy the convenience of a dedicated laundry area & the built-in dry bar for easy hosting. The home is being sold mostly furnished—everything you see stays. Relax on the screened front patio when socializing or retreat to the rear screened patio for a private setting. A workshop is located off the rear patio for hobbies/storage/tinkering. Set on a large corner lot, this home has curb appeal & landscaping. Enjoy a double carport with a ramped entry. Best of all, YOU OWN THE LAND! Welcome to the 55+ community of Royal Palms! Royal Palms offers amenities including a clubhouse, shuffleboard courts, horseshoe pits, billiards room, library, & sparkling pool—everything you need to enjoy an active & social lifestyle. Don't miss this opportunity!

18. 2026-01-22
    listed $100,000 Active 1025-char remark

    Show marketing remark (1025 chars)

    This spacious & well cared for 2-bedroom, 2-bathroom home offers flexible living with an additional room that can serve as a 3rd bedroom/home office/den. The open-concept layout connects the living room, dining area, and kitchen perfectly. Enjoy the convenience of a dedicated laundry area & the built-in dry bar for easy hosting. The home is being sold mostly furnished—everything you see stays. Relax on the screened front patio when socializing or retreat to the rear screened patio for a private setting. A workshop is located off the rear patio for hobbies/storage/tinkering. Set on a large corner lot, this home has curb appeal & landscaping. Enjoy a double carport with a ramped entry. Best of all, YOU OWN THE LAND! Welcome to the 55+ community of Royal Palms! Royal Palms offers amenities including a clubhouse, shuffleboard courts, horseshoe pits, billiards room, library, & sparkling pool—everything you need to enjoy an active & social lifestyle. Don't miss this opportunity!

19. 2025-05-13
    listed $115,000 Active
20. 2024-09-09
    soldstatus
21. 2024-03-18
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,510 · $126/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$137/yr (+$11/mo · 9.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,544
• − Mortgage interest: −$5,041
• − Property taxes: −$1,510
• − Insurance: −$450
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − HOA: −$480
• − Depreciation: −$2,618
• Taxable income: $3,798
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $4,055/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Alamo

• Score: 62/100
• State rank: #916
• US rank: #16356

Category grades

Amenities F Commute D+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TX
• County: Hidalgo County · 623,128 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 955,232 people
• By 2030: 1,009,774 · +5.7%
• By 2040: 1,120,332 · +17.3%
• By 2050: 1,225,036 · +28.2%
• By 2075: 1,439,189 · +50.7%
• By 2100: 1,533,429 · +60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% English-only · Spanish 76%

Political lean MEDSL · Hidalgo

• 2024 margin: Toss-up / Even · D 48.1% · R 51.0%
• 2008→2024 swing: -41.6pp toward R · 2008: 38.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+17.1 2016: D+40.5 2012: D+41.8 2008: D+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• Metro: McAllen-Edinburg-Mission, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-21.7% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $90,000 MCALLENMLS
• 2026-01-22 Listed $100,000 MCALLENMLS
• 2025-05-13 Listed $115,000 MCALLENMLS
• 2024-09-09 Sold (Public Records) — Public Records
• 2024-03-18 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,510 · +18.3% YoY. Source: county tax records.